Arizona Mobile Home Park Rent Control: 2026 Guide

Is mobile home lot rent controlled in Arizona?

No. Arizona has no rent control, and that includes mobile-home-park lot rent. There is no statewide cap on what you may charge for a lot and no limit on how much you may raise it.

As a park operator, your rent increases are governed by one hard rule: timing. Under the Arizona Mobile Home Parks Residential Landlord and Tenant Act (A.R.S. Title 33, Chapter 11), you must give tenants at least 90 days' written notice before a rent increase takes effect. The amount is up to you and the market; the 90-day notice is not optional.

This page explains what Arizona law does and does not let you do on lot rent, and the practices that keep your increases enforceable.

No rent control — and no city or county can create it

Arizona reserves all authority over rents to the state and forbids local governments from imposing rent control. A.R.S. § 33-1329 declares that the power to control rents on private residential property is preempted by the state, and that 'Cities, including charter cities, or towns shall not have the power to control rents.'

For you, this means a municipality where your park sits cannot lawfully cap your lot rent or dictate your increase amounts. The only exception in the statute is for housing that is government-owned, financed, insured, or subsidized — ordinary private parks are not covered by it.

Bottom line: neither the state nor any Arizona city or county sets a ceiling on private mobile-home lot rent.

The one firm rule: 90 days' written notice before any increase

The MHP Act requires advance written notice of every rent increase. Two sections say the same thing. A.R.S. § 33-1413(G): 'The landlord shall notify the tenant in writing by first class or certified mail or by personal delivery at least ninety days prior to the expiration or renewal of any rental agreement of any such increase or change.' A.R.S. § 33-1432(F) repeats it: each tenant must be notified in writing 'of any rent increase at least ninety days prior to the increase.'

Note the details that matter operationally: the notice must be written, delivered by first class or certified mail or personal delivery, and land at least 90 days before the increase takes effect (typically at expiration or renewal of the rental agreement). You are not required to state a reason for the increase.

Miss the 90 days or the delivery method and your increase is vulnerable to challenge — the timing rule is where operators most often slip.

There is no percentage cap — but a large increase can trigger relocation-fund exposure

Arizona sets no maximum percentage for a lot-rent increase. You are free to raise rent to market as long as you give proper 90-day notice.

There is one consequence to size, not a cap: under A.R.S. § 33-1476.04, if a rent increase 'either singly or in combination during any consecutive twelve-month period is more than a total of ten percent plus the current increase in the consumer price index,' the affected tenant can become eligible for assistance from the state Mobile Home Relocation Fund. This does not roll back or limit your rent — the tenant may instead qualify for help moving their home.

When such a qualifying increase leads to a move, the landlord contributes to the fund (a per-home amount — a smaller sum for single-wide homes and a larger sum for multi-section homes). Treat the 10%-plus-CPI figure as a planning threshold for fund exposure, not as a legal ceiling on rent.

Rent-increase rules at a glance in Arizona

• Rent control
  None. Arizona has no statewide rent control and no cap on mobile-home lot rent (A.R.S. § 33-1329).
• Local caps
  Prohibited. Cities, charter cities, and towns are preempted and cannot control rents (A.R.S. § 33-1329(A)).
• Notice before increase
  At least 90 days' written notice, every time (A.R.S. §§ 33-1413(G), 33-1432(F)).
• Delivery method
  First class or certified mail, or personal delivery — put it in writing (A.R.S. § 33-1432(F)).
• Reason required
  No. You need not justify the increase, only give proper notice.
• Percentage limit
  None. No statutory maximum on the amount of an increase.
• Relocation-fund trigger
  An increase exceeding 10% plus CPI in any 12-month period can make a tenant eligible for Mobile Home Relocation Fund assistance and trigger a landlord contribution (A.R.S. § 33-1476.04) — it does not cap the rent.

Operator best practices in Arizona

• Calendar the 90 days
  Count back from the effective date and send notice with a margin — at least 90 days is the floor, not a target. Late notice invalidates the increase.
• Use a provable delivery method
  Send by certified mail or document personal delivery so you can prove the tenant was notified at least 90 days out (A.R.S. § 33-1432(F)).
• Keep written records
  Retain a copy of every notice, the mailing/delivery proof, and the effective date for each tenant. Disputes turn on whether notice was timely and written.
• Model the 10%-plus-CPI threshold
  Before a large increase, check whether it crosses 10% plus current CPI over a 12-month window; if so, plan for possible Mobile Home Relocation Fund exposure under A.R.S. § 33-1476.04.
• Align increases with agreement terms
  Time increases to expiration or renewal of the rental agreement as the statute contemplates, and make sure lease language is consistent with your notice practice.
• Don't rely on local rules
  No Arizona city or county can add a rent cap; follow the state MHP Act, and be wary of second-hand advice claiming a local limit exists.
• Build a relationship with an Arizona MHP attorney
  The Mobile Home Parks Act has park-specific notice, change-of-use, and relocation-fund provisions. Have qualified Arizona counsel review your notice templates and process before you rely on them.